650 Daisy Cir · Slayden, TN 37051

$120,000

2 bd · 1.0 ba · 880 sqft · SingleFamily public records · 161 Days on market

Built 1966 1.09 ac lot

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +17.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0

Listing remarks MLS

INVESTORS!!!!Home has been demoed inside and is ready to be completed,no septic on property,water and electric are available on property with new water meter.Property has been surveyed and ready to get perk test(buyers responsibility)AS IS SALE.Home is in poor condition.Beautiful 1 Plus acre lot in the country.

Key facts

• Fully gutted
• New floor joists
• Level 1.09 acre lot

Tags

• FULLY GUTTED
• BLANK CANVAS
• NEW FLOOR JOISTS
• ELECTRIC AND WATER ON SITE
• CURRENT SEPTIC PERMIT
• LEVEL 1.09 ACRE LOT

Property features AI

Finance

• Other: Annual tax amount listed (information excluded per instructions)

Exterior

• Parking: No covered parking; No designated parking spaces
• Security: No security features listed
• Utilities: Private water; Septic tank sewer; Water available
• Home design: Single family residence; One story; 880 square feet (above grade living area)
• Construction: Built (existing); Block foundation; Other construction materials
• Exterior features: Lot about 1.09 acres; Pets allowed

Interior

• Kitchen: No appliances listed
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Other
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating listed; No cooling listed
• Interior features: No basement; Other flooring
• Laundry & utility: No heating or cooling listed; Water available

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (16.4% below list).
• Recommended offer: $100k (16.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 48/100 on livability (#418 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime F, amenities F, commute F.
• Montgomery County (urban): math 25% / reading 31% proficiency, ranked #65 of 139 in TN (top 47%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Montgomery Central Elementary (math 57% / reading 60%, grade B-, #67 of 952 statewide, top 7%, 476 students, 0% FRL); Montgomery Central High (math 6% / reading 40%, grade F, #149 of 332 statewide, top 46%, 1,056 students, 0% FRL) — zoned schools average 0% FRL vs 40% district-wide (40 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 41% at this address vs 28% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Montgomery County average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 46 active listings in the ZIP; 2,583 units permitted in Montgomery County in 2024 (617 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($830 loan paydown + $12k appreciation (10.0% local appreciation)).
• Montgomery County population projected at +49% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $50k; list at $120k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,297 (16.4% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.84% ✗
• Cap rate: 7.14%
• Cash-on-cash: 3.03%
• DSCR: 1.13
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.4%
• Equity multiple: 3.10×
• Total profit: $70,691
• Equity at exit: $108,106

10-year hold

• IRR: 23.2%
• Equity multiple: 7.07×
• Total profit: $203,813
• Equity at exit: $233,134

Cash invested: $33,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Tennessee: 87 Strongly Landlord-Friendly · R+13
• County: — inherits STATE
• City: — inherits STATE

14-day notice (URLTA); generally landlord-favorable; Nashville court paced moderate.

Methodology + full state rankings →

ZIP-level market 37051

• Home prices YoY: 10.0%
• Active inventory: 46
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,003 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$28 /mo · $340/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $85

Break-even live

Break-even rent $896

Max offer price $120,000

Occupancy floor 87%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $120,000 Active 161 DOM
2. 2026-06-17
   days on market $120,000 Active 160 DOM
3. 2026-06-16
   days on market $120,000 Active 159 DOM
4. 2026-06-15
   days on market $120,000 Active 158 DOM
5. 2026-06-14
   days on market $120,000 Active 156 DOM
6. 2026-06-13
   days on market $120,000 Active 155 DOM
7. 2026-06-10
   days on market $120,000 Active 153 DOM
8. 2026-06-09
   days on market $120,000 Active 152 DOM
9. 2026-06-08
   days on market $120,000 Active 151 DOM
10. 2026-06-07
    days on market $120,000 Active 150 DOM
11. 2026-06-05
    days on market $120,000 Active 147 DOM
12. 2026-06-03
    days on market $120,000 Active 146 DOM
13. 2026-06-02
    days on market $120,000 Active 145 DOM
14. 2026-05-31
    days on market $120,000 Active 143 DOM
15. 2026-05-30
    days on market $120,000 Active 142 DOM
16. 2026-01-09
    listed $120,000 Active
17. 2024-08-01
    historical 313-char remark

    Show marketing remark (313 chars)

    INVESTORS!!!!Home has been demoed inside and is ready to be completed,no septic on property,water and electric are available on property with new water meter.Property has been surveyed and ready to get perk test(buyers responsibility)AS IS SALE.Home is in poor condition.Beautiful 1 Plus acre lot in the country.

18. 2024-04-26
    listed $115,000 Active 313-char remark

    Show marketing remark (313 chars)

    INVESTORS!!!!Home has been demoed inside and is ready to be completed,no septic on property,water and electric are available on property with new water meter.Property has been surveyed and ready to get perk test(buyers responsibility)AS IS SALE.Home is in poor condition.Beautiful 1 Plus acre lot in the country.

19. 2023-10-23
    soldstatus $50,000 Closed 173-char remark

    Show marketing remark (173 chars)

    Home is in poor condition and Selling As-Is - Beautiful 1+ Acre Lot in a Country Setting - No utilities are connected at this time - Property has not been recently surveyed.

20. 2023-09-21
    status Pending 173-char remark

    Show marketing remark (173 chars)

    Home is in poor condition and Selling As-Is - Beautiful 1+ Acre Lot in a Country Setting - No utilities are connected at this time - Property has not been recently surveyed.

21. 2023-08-19
    historical Active Under Contract 173-char remark

    Show marketing remark (173 chars)

    Home is in poor condition and Selling As-Is - Beautiful 1+ Acre Lot in a Country Setting - No utilities are connected at this time - Property has not been recently surveyed.

22. 2023-08-02
    listed $74,900 Active 173-char remark

    Show marketing remark (173 chars)

    Home is in poor condition and Selling As-Is - Beautiful 1+ Acre Lot in a Country Setting - No utilities are connected at this time - Property has not been recently surveyed.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TN · Resets to sale price

• Current annual tax: $340 · $28/mo
• Projected year-2 tax: $852 · $71/mo
• Expected delta: +$512/yr (+$43/mo · 150.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,036
• − Mortgage interest: −$6,722
• − Property taxes: −$340
• − Insurance: −$600
• − Repairs & maintenance: −$963
• − Management: −$963
• − Depreciation: −$3,491
• Taxable loss: −$1,043
• Est. tax savings @ 24.0%: +$250
• After-tax cash flow: $1,267/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Montgomery County
• NCES district ID: 4703030
• Math proficiency: 25% ▼ -20.00%
• Reading proficiency: 31% ▼ -10.00%
• Median HH income: $50,423
• Composite: 24.56/100
• National rank: #7641
• State rank: #65 of 139 in TN

Livability — Slayden

• Score: 48/100
• State rank: #418
• US rank: #26038

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing B- Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 21
• Population (ZIP): 3,712

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 236,633 people
• By 2030: 258,978 · +9.4%
• By 2040: 305,456 · +29.1%
• By 2050: 353,147 · +49.2%
• By 2075: 471,289 · +99.2%
• By 2100: 564,122 · +138.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 2%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Montgomery

• 2024 margin: R (+18.4) · D 40.0% · R 58.5% · Other 1.5%
• 2008→2024 swing: -10.5pp toward R · 2008: -7.9pp · 2024: -18.4pp
• All cycles: 2024: R+18.4 2020: R+12.7 2016: R+18.6 2012: R+10.5 2008: R+7.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 31.81%
• Current HPI: 348.65
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.78%
• F500 in state: 22

Industry mix (Fortune 500 HQ in TN)

Industry	F500 HQs	Revenue
▸Healthcare	3	$91B
▸Retail	3	$72B
▸Transportation / Logistics	1	$88B
▸Paper / Packaging	1	$19B
▸Insurance	1	$13B
▸Energy	1	$12B

Price history

+60.2% since first listed

7 events — show timeline

• 2026-01-09 Listed $120,000 REALTRACS as Distributed by MLS Grid
• 2024-08-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2024-04-26 Listed $115,000 REALTRACS as Distributed by MLS Grid
• 2023-10-23 Sold (MLS) $50,000 REALTRACS as Distributed by MLS Grid
• 2023-09-21 Pending — REALTRACS as Distributed by MLS Grid
• 2023-08-19 Contingent — REALTRACS as Distributed by MLS Grid
• 2023-08-02 Listed $74,900 REALTRACS as Distributed by MLS Grid

Property tax history

+0.8%/yr

Latest (2025): $340 · +0.0% YoY. Source: county tax records.